Mission Statement
Planning and Development Services (PDS) is a team of dedicated professionals who serve the
planning and development entitlement requirements of private and public
project applicants within unincorporated areas. Our planners, engineers,
technicians, and administrative support personnel serve both the current
and, through stewardship of the physical environment, future residents
of Orange County.
A list of Planning and Development section contact numbers including phone and fax.
If you feel that there is a specific resource that should be provided or other information that you are looking for, we are interested in reviewing your requests and will gladly consider including the information. Please tell us the section of the site that you feel your information should be found and any pertinent details.
Effective 12/18/2006 - The Development Processing Center new hours will be: Monday - Thursday 7:30 am to 4 pm and open on Friday by appointment only. To schedule an appointment for existing projects contact your assigned plan checker and planner. To schedule an appointment for new projects contact Yolanda Jordan at (714) 834-2632. For additional information, questions or comments please contact Laree Brommer via email laree.brommer @ rdmd.ocgov.com or via phone at (714) 834-4620.
The County of Orange has prepared the Southern Subregion Natural Community Conservation Plan/Master Streambed Alteration Agreement/Habitat Conservation Plan (NCCP/MSAA/HCP), Draft Implementation Agreement (IA) and associated Draft Environmental Impact Report/Environmental Impact Statement (EIR/EIS). The Draft NCCP/MSAA/HCP sets forth a proposed Conservation Strategy that would be implemented by the County of Orange in cooperation with state and federal agencies and Participating Landowners in southern Orange County. The proposed Conservation Strategy focuses on long-term protection and management of multiple natural communities that provide habitat essential to the survival of a broad array of wildlife and plant species.
Currently, local, state, and federal agencies, in cooperation with local landowners, are
engaged in coordinated land use and natural resource conservation planning efforts to
address future economic development within a 91,000 acre portion of Southern Orange County.
The three planning processes underway are: 1) an amendment to the County's General Plan and
Zone Change for the Rancho Mission Viejo "Ranch Plan"; 2) development of a Special
Area Management Plan/Master Streambed Alteration Agreement (SAMP/MSAA) for the San Juan
Creek and San Mateo Creek watersheds; and 3) development of a South County Natural Community
Conservation Plan/Habitat Conservation Plan (NCCP/HCP).
Current & Advance Planning is responsible for the daily land use planning activities of
the County. Current & Advance Planning is responsible for processing Planning Applications
for land use entitlements, data and demographics analysis, amendments to the County's General
Plan, zoning changes and planned community policies, Tentative Tract maps, Development Agreement
coordination and special projects. Current & Advance Planning consists of the following
sections: Site Planning, Subdivision Planning and Advance Planning.
The Site Planning and Consistency Management Section is located on the third floor of the
300 N. Flower building and is responsible for the following activities: Reviews public and
private projects proposed for development in the unincorporated areas of the county and
makes recommendations on same; Provides planning and regulation information and assistance
to the public for processing development projects; and Maintains the Orange County Zoning
Code.
Environmental Planning is responsible for the County's compliance with, and implementation of,
the California Environmental Quality Act (CEQA). Their expertise includes providing CEQA review
and clearances for Private Projects, Public Projects, and Mitigation Monitoring.
Describes how to submit an application for tentative subdivision maps, final subdivision
maps, lot line adjustments, and certificates of compliance.
The County of Orange covers 798 square miles, 292 of which are unincorporated. This
unincorporated territory includes residential communities as well numerous state and
local parklands and a portion of the Cleveland National Forest.
There are 112,778 residents in 37,957 housing units within the unincorporated communities.
Currently this represents about 4% of the total county’s population and housing which is
3,017,298 population and 1,003,929 housing units.
This is the public face of the Building and Grading Plan Check sections. Counter staff will
answer questions regarding plans, regulations and the permit process, take in plans for plan
check, review plans for completeness, assign valuations and fees, and issue permits after
clients have paid the cashier. Staff may also check simple plans over the counter such as
those utilizing standard plans (some retaining walls, swimming pools, patio covers, signs,
solar panels) and simple additions and new structures (re-roofs, some room additions,
trellises, etc). Permits may be extended here if warranted. Staff checks and issues permits
for private sewer and waste systems as well as scheduling percolation tests. The Grading
Plan Check section reviews grading plans and soil engineering and/or engineering geology
reports submitted for proposed grading projects located within the unincorporated portions
of Orange County.
Building & Grading Inspection Services mission is to provide the citizens of the
unincorporated areas of Orange County with safe and secure buildings through compliance
with the model codes and ordinances by professional and ethical inspections.
PDS Documents, Forms, Guides and Helpful Hints including the current Deposit/Fee Schedule.
The Water Quality Management Section is responsible for the implementation of the OC Public Works/National
Pollutant Discharge Elimination System (NPDES) Program. The goals of the NPDES Program are to
eliminate pollution from urban stormwater runoff and to minimize non-stormwater runoff. To
achieve these goals, OC Public Works enforces State mandated requirements regarding the submittal of a
project specific Water Quality Management Plan (WQMP), the use of Best Management Practices
(BMPs) and NPDES inspections of construction sites. Client education and staff training are
also important elements of the NPDES Program.
Describes how to submit an application for tentative subdivision maps, final subdivision
maps, lot line adjustments, and certificates of compliance.
Obtain building Plan Check status online, including correction lists, plan checker information and permit
status. Grading Plan Check status is not currently available, but it will be in the future.
Schedule permit inspection requests and obtain inspection results online.
Schedule permit inspection requests and obtain inspection results online.
Displays the permit account statement including deposits, charges and refunds for building
and grading (time & material) permit types.
This Orange County Planning Projects service provides client access to approved, denied, or
withdrawn Orange County planning applications, changed plans, and subdivision activities.
Projects can be searched by project number, applicant name, address, or closed date. The
on-line information includes the project description, comments, staff planner, staff report,
conditions of approval, and findings. This service also provides web access to the central
library of "Standard Findings" and "Conditions of Approval" which is
used by county staff planners to generate the project's conditions and findings.
The Orange County Board of Supervisors selects five planning commissioners, each representing
a district of the County.
The Orange County Zoning Administrator reviews and makes determinations on minor discretionary
permits.
The Subdivision Committee acts on tentative parcel maps and tentative tract maps proposing to
subdivide property in the unincorporated area of the County.
The DPRC was created in the early 1980s during a period of significant change and reorganization
within the County. DPRC's purpose originally was defined as reviewing the organizational changes
to identify ways to increase cost efficiency, decrease processing times, and improve internal
project coordination during the review of development proposals. The DPRC's purpose was refined
in 1982 to be a more general and ongoing review of the planning process.
The Board of Supervisors has created specific plan review boards to review and comment on proposed
land development projects within their respective geographic area of interest.
Describes how to file an appeal and the appeal process regarding decisions by the Director,
Zoning Administrator, Subdivision Committee, and the Planning Commission.
The Information Center is the first stop for visitors to the Development Processing Center.
A successful visit to the DPC begins with the use of Station 1 to determine which steps are
necessary. Here, staff will help visitors with general information and direct them to the
appropriate station(s). Customers will receive applications for building and grading permits.
If a simple permit is desired, staff will direct customers to the Express line. Staff will
assist customers who need permit research.
This is the public face of the Planning section. Counter staff will answer questions regarding
zoning, setbacks, allowed uses, accessory structures, heights, site coverage, and specific plan
requirements. All planning applications, discretionary permits (variances, use permits, etc.)
and changed plans are filed here. Most building and grading permits are filed here.
Express Lane
Staff may initiate and issue permits for reroofs, Water Heaters, Forced Air Units, BBQ's, Air
Conditioners, etc. including non-technical permits such as PME ancillary permits and temporary
power permits at our new Express Lane(s).
This is the public face of the Building and Grading Plan Check sections. Counter staff will
answer questions regarding plans, regulations and the permit process, take in plans for plan
check, review plans for completeness, assign valuations and fees, and issue permits after
clients have paid the cashier. Staff may also check simple plans over the counter such as
those utilizing standard plans (some retaining walls, swimming pools, patio covers, signs,
solar panels) and simple additions and new structures (re-roofs, some room additions,
trellises, etc). Permits may be extended here if warranted. Staff checks and issues permits
for private sewer and waste systems as well as scheduling percolation tests. The Grading
Plan Check section reviews grading plans and soil engineering and/or engineering geology
reports submitted for proposed grading projects located within the unincorporated portions
of Orange County.
Describes how to submit an application for tentative subdivision maps, final subdivision
maps, lot line adjustments, and certificates of compliance.
Cashiering Services for Planning and Development Services are on the Ground Floor of 300 N. Flower.
The County accepts Cash, Checks and credit cards from the following VISA, MasterCard, and American
Express. Additional deposits can be made to your Time and Materials Accounts over the phone via
credit card at (714) 834-4100.
County Property Permits (CPP) reviews, coordinates, issues, and monitors public right-of-way encroachment
permits for construction/use of road, flood control systems, harbors, beaches, parks, and other
County-owned property; processes special events, filming permits for all County facilities; collects
fees, establishes surety and insurance amounts for public-right-of-way permits; administers County
franchise ordinances.
The Code Enforcement Unit's mission is to protect the health, safety and welfare of residents
in Orange County's unincorporated communities through compliance with the codes and ordinances
by professional and ethical inspections. Our toll-free complaint line is (866) 552-8120.
Nothing can take the place of friendly dialogue with your neighbor. However, if the dialogue
does not resolve your concerns or you fear a confrontation, feel free to file an anonymous
complaint with County Code Enforcement.
If you have a question or wish to file a complaint, contact:
Orange County Code Enforcement
P.O. Box 4048
Santa Ana, CA 92702-4048
(866)-552-8120 Toll Free
(714) 796-0233 Phone
(714) 834-5413 Fax
Or, to contact us via the web
The Director of the Orange County Resources and Development Management Department may determine
that any premises within the unincorporated area of the County of Orange may constitute a public
nuisance pursuant to any provision of law, including but not limited to Civil Code sections 3479
and 3480, and may initiate proceedings pursuant to this article.
Any property that is not maintained by a responsible party, and is in such a condition as to be
detrimental to the health, safety, or welfare of the public or the adjoining property, constitutes
a public nuisance.
Any animal that disturbs the peace and comfort of the inhabitants of a neighborhood constitutes
a public nuisance as described in Section 4-1-48 of the Orange County Codified Ordinances. The
Orange County Animal Care Services (OCACS) is available to assist in resolving animal noise
complaints.
Other disturbances of the peace and comfort of the inhabitants of a neighborhood are handled
by the Orange County Sheriff's Department.
The OC Planning & Development Services has a Graffiti Hotline for obtaining assistance with the graffiti removal. The hotline telephone number is (714) 834-3400.
The County of Orange is required by State law to have a legally adequate General
Plan (Cal. Code § 65300 et seq.), which primarily addresses unincorporated territory,
yet affects the entire county. As part of its General Plan, the County must include the following
seven elements: 1) Land Use; 2) Circulation; 3) Housing; 4) Conservation; 5) Open Space; 6) Noise;
and 7) Safety. The County's General Plan also includes two optional elements: Public Services and
Facilities, and Growth Management.
A map of Orange County showing the zoning districts in the unincorporated area.
(For incorporated areas, contact the local city.)
Maps for each of the Planned Community and Specific Plan areas showing the various land
use designations within those areas.
This section contains forms, documents and deposits/fees relating to Building including
Tract Submittals.
This section contains forms, documents and deposits/fees relating to Grading including
Grading Plancheck, Grading Inspection and Bonds.
This section contains forms, documents and deposits/fees relating relating to Planning
including Environmental Information.
This section contains forms and information relating to Deposits and Fees.
The County of Orange offers a process by which planning and building permit applicants may appeal
billing decisions made by the Resources & Development Management Department to an Administrative
Review Board.
By adoption of Ordinance 04-002, the Board of Supervisors created the Administrative Review Board
to hear appeals by applicants who disagree with the reasonableness of time charged by the Resources
& Development Management Department to a specific plan, project or permit administrated by
Planning & Development Services.
This section contains code information relating to Building & Safety.
This section contains code information relating to Grading including Grading Codes,
Grading Manual and Sand & Gravel Codes.
Policies and regulations of the Orange County Subdivision Code and Subdivision Manual.
Regulations of the Orange County Zoning Code, which pertains to the unincorporated area
only. (For incorporated areas, contact the local city.)
Policies and regulations for each of the Planned Communities and the Specific Plans.
This section contains code information relating to the National Pollutant Discharge Elimination
System (NPDES) and Water Quality Management Plan (WQMP).
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